Borough of Edgewood, PA Design Standards

Open space trees. In areas of any developed lot where there are no buildings, one shade tree shall be provided for every 2,500 square feet of total lot area. This shall be in addition to trees required for street tree frontage and parking lots.

Street trees. Shade trees shall be provided along all street frontages as follows:

Street frontage less than 40 feet: one tree minimum.

Street frontage of 40 to 59 feet: two trees minimum.

Street frontage of 60 feet or more-at least three trees with a minimum of one tree every 30 feet.

Parking lot trees. Off street parking areas that provide for three or more vehicles shall provide shade trees. Trees shall be uniformly distributed along the perimeter of parking areas and within the interior (in larger planting areas) in a quantity of one tree for every five parking spaces. We want to avoid planting trees in small openings in the pavement but prefer, especially in larger parking lots, groves of trees. If trees are planted singularly, they should have 300 square feet of exposed growing space. Ideally, interior tree plantings would be incorporated into rain gardens, vegetated swales, or infiltration areas.

For every existing tree removed over six inches DBH for development, two new trees two inches in caliper in size must be planted in the new development.

The following are required species for shade trees for parking lots, street trees and other shade tree requirements in this chapter. There are two main categories; shade trees where no overhead utilities conflict with tree growth, and utility trees where overhead utilities call for shorter trees. The utility tree section has two parts to account for the occasional situation where wires are 25 feet or higher above ground. There are many other varieties of trees that might be suitable. Do not provide plant material that is listed on the DCNR invasive plant list.

Shade trees. While many trees from the utility compatible category below may be used anywhere, trees in the shade tree category should be planted where no overhead utilities exist. Shade trees are the most desirable size of tree for planting, and should be used at all times in the absence of overhead wires. All the trees listed below are appropriate recommendations, but species not listed of similar size and form may be considered and approved.

Aesculus hippocastanum-Horse Chestnut

Corylus colurna (tree form)-Turkish Hazel or Turkish Filbert

Ginkgo biloba (any male variety)-Ginkgo (male example is Princeton Sentry)

Gleditsia triacanthos (any thornless, seedless, variety)-Honeylocust

Gymnocladus dioicus (male variety only)-Kentucky Coffeetree

Liquidambar styraciflua-Sweetgum

Liriodendron tulipifera-Tulip Tree (open lawn or large parking island)

Nyssa sylvatica-Blackgum

Platanus x acerifolia "Bloodgood"-Bloodgood London Planetree

Quercus acutissima-Sawtooth Oak

Quercus alba-White Oak

Quercus bicolor-Swamp White Oak

Quercus macrocarpa-Bur Oak

Quercus palustris-Pin Oak

Quercus rubra-Northern Red Oak

Tilia cordata-Little Leaf Linden

Tilia tomentosa-Silver Linden (open space tree)

Ulmus-Elm (dutch elm disease resistant hybrids)

Zelkova serrate-Zelkova ("Green Vase" is not recommended in commercial areas where it may block signage)

Utility-compatible trees.

Group A (under-wire use). Group A applies to most plantings under utility lines. This is necessary because most wires are less than 25 feet above ground. Where possible, offset trees so they are not directly under the wires.

Cercis Canadensis-Eastern Redbud 15 feet to 25 feet.

Cornus Florida-Flowering Dogwood 15 feet to 20 feet.

Crataegus crus-galli var. "Inermis"-Thornless cockspur hawthorn 15 feet to 20 feet.

Crataegus laevigata "Superba"-Crimson Cloud haw thorn (tree form) 15 feet to 20 feet.

Malus var.-Crabapple (cultivars).

Syringa reticulate-Tree Lilac 15 feet to 25 feet.

Group B (use only under wires 25 feet and higher). Group B applies only to utility plantings where the bottom wire is over 25 feet above ground. Where possible, offset trees so they are not directly under the wires.

Amelanchier laevis "Cumulus" or "Majestic"-Apple Serviceberry 20 feet to 30 feet.

Amelanchier x grandiflora-Serviceberry (many cultivars) 20 feet to 30 feet.

Betula pendula-European White Birch 20 feet to 30 feet.

Pyrus calleryana-Bradford pear 30 feet to 35 feet.

Prunus serrulata "Amanogawa"-Kwanzan cherry 25 feet to 35 feet.

Carpinus betulus "Fastigiata"-European Hornbeam (tree form) 30 feet to 40 feet.

Carpinus caroliniana-American Hornbeam (useful in full shade) 20 feet to 35 feet.

Koelreuteria paniculata-Goldenrain Tree 25 feet to 40 feet.

Phellodendron amurense-Amur Corktree 30 feet to 40 feet.

Syringa reticulate "Summer Snow," "Ivory Silk"-Japanese Tree lilac 20 feet to 25 feet.

§ 180-35 Streets and driveways.

General requirements. All streets shall comply with the standards specified in Subsection B below. All new and widened portions of existing rights-of-way intended for public use shall be dedicated to the Borough. County roads shall first be offered to the County. An offer of dedication shall be placed on the recorded plan for Commonwealth roads, subject to final acceptance based on compliance with the following requirements:

The proposed street pattern shall be related to existing streets and to such County and Commonwealth road plans as have been duly adopted.

Streets shall be arranged in a manner to meet with the approval of the Borough Council, considered in relation to both existing and planned streets, and located so as to allow proper development of surrounding properties. Secondary and through streets shall be connected with such existing streets and highways to form continuations thereof. All curb breaks shall be reported to the appropriate Borough official of the district within which they occur.

Streets shall be adjusted to the contour of the land so as to produce streets of reasonable grade, alignment and drainage.

Streets shall be graded to the minimum conditions as required by the Borough Engineer. Provisions made for slopes beyond the ultimate right-of-way shall be in conformance with Borough standards as specified in Table 180-35-1 of this chapter.

Access shall be given to all portions of the tract and to adjacent territory by streets.

New streets shall be laid out to continue existing streets at the existing right-of-way and cart way width or the minimum standards of the chapter, whichever is greatest.

Dead-end streets are prohibited.

Continuations of existing streets shall be known by the same name. Names for new streets shall not duplicate or closely resemble names of existing streets in the Borough or zip code area serving the Borough. All street names shall be approved by the Borough Council and coordinated by the applicant with the post office.

No building, structure, fence, wall or other obstruction shall be located within the ultimate right-of-way of a street, except as allowed by the Borough Council.

Where permitted by the Borough Council, private streets shall comply with the same design standards for public streets as prescribed in this chapter. Where a street not offered for dedication to public use is permitted, the Borough Council shall require the applicant to submit and record with the plan a copy of the agreement made with the Borough on his behalf and that of his heirs and assigns. The agreement must be signed by Borough Council and must establish conditions under which a street may be later offered for dedication. The agreement shall stipulate that:

The street shall conform to Borough standards as prescribed by this chapter, or the owners shall include with the offer of dedication sufficient money, as estimated by the Borough Engineer, to restore the street to comply with Borough standards.

The offer to dedicate the street shall be made only for the street as a whole.

Street standards.

The following table presents the minimum standards for all streets. These standards shall apply to new streets and the renovation of existing streets controlled by the Borough. Functional street classification is based upon anticipated daily traffic volume, per the following:

Cul-de-sac streets: zero to 40 daily traffic volume.

Minor streets: zero to 1,000 daily traffic volume.

Collector streets: 1,000 to 5,000 daily traffic volume.

Arterial streets: 5,000+ daily traffic volume.

Table 180-35-1
Street Standards
	Arterial	Collector	Minor
Item			Residential	Cul-de-sac	Marginal Access
Row (feet)	80	60	50	50	40
Paving Width (feet)	*	36	26	26	24
Curbs and gutters	Yes¹	Yes¹	Yes²	Yes²	Yes²
Sidewalks	Yes	Yes	Yes	Yes	Yes
Intersection radius (feet)	35	30	25	25	25
Maximum allowable grades (percent)	10	10	12	12	12
Minimum horizontal curve radius (feet)	³	500	300	150	150
Minimum length of tangents between horizontal curves (feet)	³	150	50	50	50
Minimum vertical curve length per 1% algebraic difference (feet)	³	25	20	20	20
Minimum intersection spacing (feet)	600	300	200	200	200
Minimum sight triangles (feet)	125	100	100	75	75
Minimum sight distance (feet)	600	450	300	300	300
Minimum design speed (mph)	60	40	30	30	30
Parallel parking permitted	No	No	Yes	Yes	Yes

NOTES:
*	As required by traffic operations, Pennsylvania Department of Transportation or County standards.
¹	Nonmountable.
²	Mountable.
³	As required by the American Association of State Highway Officials standards for rural highways.

Ultimate right-of-way. Ultimate right-of-way widths are either existing, proposed or expanded from existing rights-of-way, depending on the ultimate classification of a street as determined by the Borough Council. The following shall apply to ultimate rights-of-way:

No fences, walls or other obstruction shall be constructed within a street right-of-way, except retaining walls where necessitated by road widening and constructed by the governmental agency having jurisdiction over the road.

The front building setback shall be the distance set forth in the applicable district of Chapter 200, Zoning, measured from the planned (ultimate) street right-of-way line (or street line, as defined in Chapter 200, Zoning).

Additional rights-of-way and/or paving widths may be required by the Borough where it is necessary for public safety and convenience to install traffic control facilities or turning lanes and where old roads do not provide the proper width and additional dedication is necessary.

The area between the existing right-of-way line and the ultimate right-of-way line shall be dedicated to the authority having jurisdiction over any public streets which abut or pass through any land development proposed within the Borough.

Ultimate right-of-way widths shall be as defined in Subsection B(1) unless otherwise noted in this chapter.

Pavement.

Paving type and specifications shall be per Borough Street specifications adopted by Borough Council by resolution and maintained by the Borough Engineer.

Road paving standards. All drawings shall be submitted on sheets stamped by a registered engineer or landscape architect for consideration. Rigid pavements are acceptable substitutes for flexible pavements on minor and collector streets. Such substitute pavement must be approved by the Borough Engineer and Borough Council. Where feasible, an approved permeable pavement is encouraged to assist in stormwater management.

Pavement restoration. Pavement restoration following trenching shall be in accordance with recommendations of the Borough Engineer.

Curbs, gutters and sidewalks. Sidewalks and curbs shall be installed along all proposed public and private streets, common driveways and common parking areas.

Regardless of the size of land development proposal, sidewalks and curbs shall be required whenever they fill a gap in an existing network.

Sidewalks shall be not less than four feet in width, although the Borough Council may require additional width where higher volumes of pedestrian traffic are anticipated.

Sidewalks shall not extend beyond the right-of-way line of public streets or the equivalent right-of-way line of private streets unless located in legal easements guaranteeing adequate pedestrian access.

Sidewalks shall be provided in appropriate locations to provide safe and efficient pedestrian access between parking areas and nonresidential buildings and between buildings in multi-building land developments.

Additional sidewalks shall be required where deemed necessary by the Borough Council to provide access to schools, churches, parks, community facilities and commercial centers and to provide necessary pedestrian circulation within land development where otherwise required sidewalks would not be sufficient for public safety and convenience.

(f)

Sidewalks shall be designed to facilitate access and use by the handicapped.

(g)

Sidewalks shall be laterally pitched at a slope of not less than 3/8 inch per foot to provide for adequate surface drainage towards the street.

(h)

At corners and pedestrian street-crossing points, sidewalks shall be extended to the curb line with an adequate apron area for anticipated pedestrian traffic. Accessible ramps will be installed at the curb.

(i)

Sidewalks shall not exceed a grade of 12%. Steps or a combination of steps and ramps shall be utilized to maintain the maximum grades, where necessary. A nonslip surface texture shall be used.

(j)

The grades and paving of sidewalks shall be continuous across driveways, except in certain cases where heavy traffic volume dictates special treatment.

(k)

The thickness and type of construction of all sidewalks, curbs and gutters shall be in accordance with the specifications adopted by Borough Council by resolution and maintained by the Borough Engineer and be consistent with the Americans with Disability Act. An approved permeable pavement is encouraged to assist in stormwater management.

(l)

If, for any reason, an interim waiver of these requirements is made, a sufficient guaranty shall be posted for the eventual installation of these items, subject to approval by the Borough Council, upon the recommendation of the Borough Engineer and Solicitor.

Pavement and right-of-way radii at intersections.

Road intersections shall be rounded with tangential arcs at the pavement edge (curb line) and right-of-way lines as listed below. Where two roads of different right-of-way widths intersect, the radii of curvature for the higher classification road shall apply. The pavement edge (or curb line) radius and right-of-way radius shall be concentric.

For arterial streets, the right-of-way width at intersections should be as specified by the Pennsylvania Department of Transportation or 20 feet beyond the pavement edge, whichever is greater.

For collector and minor streets, the right-of-way width at intersections should extend 10 feet beyond the pavement edge.

Street grades. All streets shall be graded as shown on the street profile and cross-section plans submitted by a registered engineer or landscape architect and approved as a part of the preliminary plan approval process for land development. Street grades shall comply with § 184-31 and the following:

The minimum grade for all streets shall be 1%.

Street grades shall be measured along the center line.

Curve/grade combinations shall follow accepted engineering guidelines for safety and efficiency and in all cases provide for the minimum sight distance. For example, minimum-radius horizontal curves shall not be permitted in combination with maximum grades.

At all approaches to intersections, street grades shall not exceed 5% for a minimum distance of 50 feet.

All street grading shall be checked as built for accuracy under inspection by the Borough Engineer.

(f)

Arterial and collector streets, where necessary, shall be super-elevated, not to exceed 6%, in compliance with accepted engineering standards.

(g)

Roads shall be crowned 3% where not super-elevated.

Sight triangles. All street intersections under the jurisdiction of this chapter shall be subject to the requirements of this subsection.

Proper sight lines shall be maintained at all intersections of streets. Clear sight triangles shall be maintained along all approaches to all intersections and shall be measured along street center lines from their point of intersection. Where streets of differing classifications intersect, the dimension for the higher classification street shall be used.

Within the area of clear sight triangles, obstructions to visibility shall not be permitted within the following ranges of height:

From ground level and a plane 10 feet above curb level, as specified in Chapter 200, Zoning.

Ground cover plants within the clear sight triangle area shall not exceed two feet in height.

[3]

Grading within the clear sight triangle shall not obstruct the line of sight.

Exceptions may be made by the Borough Council to allow the location of the following items in the clear sight triangle as long as the sight triangle is maintained:

Private signposts provided that the post does not exceed one foot square or in diameter and that the sign itself is above the minimum height limit.

Shade trees provided that, as the tree matures, the lower branches will be kept pruned to the minimum height limit and the trunk will not inhibit sight distance.

[3]

Existing shade trees, provided that lower branches are kept pruned to the minimum height limit and that the size, number and arrangement of trees does not impede adequate visibility. The Borough Council may require the removal of one or more trees if necessary to provide adequate visibility.

Sight distance.

Proper sight distance shall be provided with respect to both horizontal and vertical alignments, measured at the driver's eye height of 3 1/2 feet. An object one foot zero inches off the finished road grade must be visible at the sight distances specified.

Sight distances (minimal) shall be as defined in Table 180-35-1 above.

Since sight distance is determined by both horizontal and vertical curvature, sight distance standards will, in all cases, usurp standards for either of these curvatures in instances where a conflict in standards might arise.

Parallel parking.

The mandatory off-street parking requirements of Chapter 200, Zoning, will in all cases be enforced.

Parallel parking on collector streets will be subject to approval by the Borough Council and may require landscaped, curbed street widening up to eight feet wide.

Parallel parking on minor streets will be subject to approval by the Borough Council.

Other street standards.

Islands, median strips and channelization may be required in any area where traffic volumes warrant their use for safety and efficiency and may be permitted in any area at the discretion of the Borough Council. Such devices on Commonwealth roads must meet or exceed the requirements of the Pennsylvania Department of Transportation. The Borough Council may require additional rights-of-way when such devices are used.

Walls, slopes and guide rails.

Where the grade of the street is above or below the grade of the adjacent land, the applicant may be required to construct walls or slopes.

Where the grade of the street is steeper than a slope of four to one above the grade of the adjacent land, the applicant may be required to install guide rails or posts in a manner satisfactory to Pennsylvania Department of Transportation standards.

Embankments. Subject to appropriate slope stability and the conditions of grading specifications, embankments at the sides of streets and cross sections of drainage ditches shall not exceed a maximum slope of two feet horizontally to one foot vertically in a cut section and two feet horizontally to one foot vertically in a fill section, or as recommended by the Borough Engineer.

Driveways. The requirements for driveways shall be the standards of the Pennsylvania Department of Transportation regarding access to and occupancy of highways by driveways and local roads (67 Pa.C.S.A. § 441, as amended). Driveway access to Commonwealth highways shall be subject to the permit process of that Department. Driveway access to county roads shall be subject to the permit process of Allegheny County. Driveway access to Borough roads shall be subject to the Borough permit process. All driveways shall be subject to the standards, requirements and processing of this subsection.

Location.

Driveways shall be located so as to provide adequate sight distance at intersections with streets.

[b]

Driveways shall be located in a manner which will not cause interference to the traveling public, will not be a hazard to the free movement of normal highway traffic or cause areas of traffic congestion on the highway.

[c]

Driveways shall be located, designed and constructed in such a manner so as not to interfere with or be inconsistent with the design, maintenance and drainage of the highway. An approved permeable pavement is encouraged to assist in stormwater management.

Criteria for review. The Borough Council shall use the following criteria to determine driveway access to collector roads. The Borough Council may use more restrictive criteria when required.

Driveway access for nonresidential and multifamily uses, including townhouses, shall be at least 200 feet apart.

[3]

Distance from street intersections. Driveways shall be located as far from street intersections as is reasonably possible, but not less than the following distances: 100 feet.

[4]

Number of driveways (nonresidential):

Properties with frontage of 120 feet or less shall be limited to one curb cut.

[b]

Not more than two curb cuts may be permitted for any single property, tract or lot for each street frontage.

[c]

More than two curb cuts per street frontage may be permitted only if anticipated traffic volumes warrant more than two and when supported by a traffic study prepared by a qualified traffic engineer.

[5]

Choice of streets. When streets of different classes are involved, the driveway shall provide access to the street of lesser classification unless this requirement is waived by the Borough Council for reasons of sight distance, incompatibility of traffic, grading or drainage.

[6]

Pavement widths at curb line and grade. Driveway paving widths and grades shall be as follows:

Table 180-35-2
Driveway Widths and Maximum Grades
Land Use		Minimum Paving Width (feet)	Minimum Radius at Curb (feet)	Maximum Grade (percent)
Single-family		9	5	15
Residential:
	Townhouse courts	15 (1-way)	20	12
	Multifamily	20 (2-way)	20	12
Commercial		20 (1-way)	25 or more	7

[7]

Stopping areas. All driveways shall be provided with a stopping area within which the grade shall not exceed 6%. The stopping area shall be measured as follows:

The length of the stopping area shall be a minimum of 20 feet or the length of the longest vehicle anticipated to use the driveway, whichever is greater.

[b]

Stopping areas shall be measured from the ultimate right-of-way line for arterial and collector streets and from the edge of the paving, curb line or sidewalk of minor streets.

[8]

Clear sight triangles. Clear sight triangles shall be provided where driveways intersect streets, in compliance with the standards of Subsection B(9) above, Intersections and sight triangles. The dimensional standards shall be determined by the classification of the street which the driveway intersects.

[9]

No driveway location, classification or design shall be considered finally approved until permits have been granted by the Commonwealth and/or Borough and preliminary plan approval has been granted by the Borough Council for the land development which the driveway(s) will serve.

[10]

No building permit shall be issued nor shall any occupancy permit be issued as to any improvement or improvements in any district in this Borough until the application for a driveway permit shall have been made, in writing, and a permit approved by the Borough authorities or other authority which may have jurisdiction over the road.

§ 180-36 Parking areas, internal driveways and off-street loading.

Parking areas and related internal driveways shall be governed by the following:

Parking.

Off-street parking facilities shall be provided in compliance with the parking requirements of Chapter 200, Zoning, and the regulations contained herein.

Angled or perpendicular parking shall not be permitted along public streets, except where specifically permitted by this chapter or other ordinances. No parking areas shall be located within a public street right-of-way. Parked vehicles in off-street parking spaces shall be prevented from intruding on travel lanes, walkways, public streets or adjacent properties by means of walls, curbs, wheel stops or other appropriate means.

Parking areas shall not be located closer than 10 feet to any tract boundary line nor less than five feet from any ultimate right-of-way line, and as specified in the Chapter 200, Zoning.

Parking lot dimensions shall be no less than those listed in Chapter 200, Zoning unless described in this section. All parking spaces shall be marked with all-weather paint with double parallel lines at a minimum of six inches apart to separate each space.

Where vehicles may overhang a planting strip, a two-foot widening of the planting strip and consequent two-foot reduction of parking space length may be permitted.

In addition, up to 20% of the parking area for more than 100 vehicles may be reduced to eight feet by 17 feet for compact cars, provided that the smaller spaces are clearly designated as compact car spaces.

Accessible parking spaces will be eight feet wide with a five-foot access aisle for one or two accessible parking spaces. Van accessible parking spaces will be eight feet wide with an eight-foot access aisle for one or two van accessible parking spaces. Accessible parking spaces shall be paved with an impervious, slip resistant surface, have a cross or running slope no greater than 2% and be connected to an accessible route to the land use proposed. Refer to the UCC/IBC for additional requirements.

No more than 20 parking spaces may be located in an uninterrupted row. If more than 20 parking spaces are located in a row, planting strips with a minimum size of nine feet by length of a parking stall shall be located at appropriate intervals to provide shading and visual interest. Such planting strips shall contain a street tree of at least two-inch caliper. The Borough recognizes that trees grow better when planted in larger areas of soil and would be willing to consider alternatives to mid aisle islands if the applicant wants to cluster larger islands with clusters of trees at the end of aisles as long as the alternative achieves the goal of shading and visual interest within the overall parking lot.

Where the edge of a parking area is located close to a street, driveway or other parking area and the provisions of Subsection A(3) above do not apply, a minimum separation of five feet shall be provided between these features. This spacing shall consist of a raised landscaped area, preferably curbed, with screen planting in conformance with the specifications of Chapter 200, Zoning.

Where a single row of parking spaces is located between two driveways a planting strip shall be provided between the row of parking spaces and one driveway. Said strip shall have a minimum width of five feet. We recommend that in lieu of curbs, that wheel stops be used to allow stormwater to flow to the planting strip if the planted area serves as a vegetated swale, rain garden or infiltration basin. If curbs are used, there should be engineered openings cut in the curb to allow stormwater runoff to flow into the infiltration basin. The use of vegetated swales, rain gardens and infiltration basins are recommended for all parking lots.

Dead-end parking areas shall be discouraged when the required parking capacity can be accommodated in a layout that permits more convenient vehicular movements. However, extraneous through-traffic flow should be avoided.

Up to 50 parking spaces may also be located in a dead-end parking area if no more-desirable alternative is feasible and sufficient backup area is provided for the end stalls.

More than 50 parking spaces may be located in a dead-end parking area only if a turnaround area is provided at the closed end, suitable for passenger-car turning. The turnaround area may be circular, T- or Y-shape or of another configuration acceptable to the Borough Council.

No less than a five-foot radius of curvature shall be permitted for all curb lines in all parking areas.

All automobile parking areas shall be paved and constructed in accordance with the standards established by the Borough. The Borough will consider reducing the parking requirement by 10% if a permeable pavement is used.

(11)

The layout of every parking area shall be such as to permit safe and efficient internal circulation in accordance with accepted traffic engineering principles and standards.

(12)

Entrances and exits to and from off-street parking areas shall be located so as to avoid interference with street traffic.

(13)

Every off-street parking area shall include sufficient reservoir space to accommodate entering and exiting vehicles without overflowing onto adjacent streets or service roadways.

(14)

All artificial lighting used to illuminate any parking space or spaces shall be so arranged that no direct rays from such lighting shall fall upon any neighboring property or streets. All light standards shall be located on the raised parking islands and not on the parking surface. Parking lot lights must include full cut off features to minimize upward light dispersion, consistent with the dark skies initiative. Reduce automatic devices for all non-emergency lighting by 50% between 11:00 p.m. and 5:00 a.m.

(15)

All multifamily, commercial, office, public and industrial uses shall provide accessible parking spaces.

Accessible parking spaces should generally be located on the shortest possible route to an accessible entrance to the building. The first parking space in rows of parking near such entrances may be reserved for accessible parking. Ramps shall be provided for convenient access from parking spaces to accessible entrances and to sidewalks if a curb separates the parking form the accessible route. Such spaces shall be placed to permit severely handicapped persons to get into and out of a vehicle from either side.

The pavement shall be marked with the international symbol of accessibility. An aboveground sign shall be clearly visible from the driveway to designate each accessible parking space.

A minimum of one space or 2% of the total spaces required shall be provided. Fractional spaces shall be rounded upward.

(16)

Proposed development may apply to the Borough for consideration of a reduction of 5% of the parking requirements for the development if an equal number of individual bike racks (each rack accommodating two bikes) are provided for the parking spaces eliminated. This shall be treated as a permissible modification of a land development application.

(17)

Recharging stations are recommended for all parking lots. If 2% of parking is provided a recharging station (minimum one) the parking requirement may be reduced by 5%.

(18)

If priority parking is provided for hybrid or alternative fuel vehicles, the parking requirement may be reduced by 5%. When locating priority spaces, accessible spaces take precedence in terms of the most direct route.

Internal driveways. The following requirements apply to driveways within sites proposed for developments:

A smooth transition shall be provided between the driveway section required for access to a public street and the driveway(s) required for internal site circulation.

Main access driveways (entrance or exit) and service drives handling large trucks shall be a minimum paved width of 24 feet, with one lane in each direction.

Access driveways which are clearly secondary in importance may be reduced to 20 feet in paved width.

Driveways along nonresidential buildings shall be a minimum paved width of 24 feet, except that, where a drop-off/pickup lane is proposed, the width shall be a total of 32 feet to include both driveway aisle and drop off/pickup lane.

Parking access driveways shall be a minimum of 22 feet wide with two-way traffic flow for convenience and efficiency.

One-way driveways and/or parking at less than right angles may be permitted only when right-angled parking and two-way driveways are not feasible because of site characteristics or they are proven by the applicant to be superior for the particular development proposal.

Entrance, exit and internal-circulation driveways shall be separated from parking-aisle driveways whenever feasible in parking areas for less than 100 spaces. Parking shall not be permitted along driveways which serve as the main entrance(s) or exit(s) to parking areas with a capacity of 100 cars or more.

Off-street loading areas. In addition to off-street parking areas, off-street loading areas shall be provided for all retail businesses and wholesale and industrial uses requiring the regular delivering or shipping of goods, merchandise or equipment to the site by semitrailer truck. All loading space shall be located on the same lot as the principal use(s) it serves. Off-street loading areas shall comply with the following:

Required loading space shall be available for the loading and unloading of vehicles and shall not be used for the storage of vehicles or materials or to meet off-street parking requirements or in conducting the use.

The location and size of loading areas shall be adequate for the safe parking of trucks, and maneuvering space shall be provided so that ingress and egress can be accomplished on the lot without backing into a public street.

The loading spaces shall be compatible with vehicular circulation in adjacent areas based upon its location and the schedule of its use.

Two or more establishments may use a common loading and unloading facility, upon approval of the Borough Council.

§ 180-37 Easements.

Easements with a minimum width of 20 feet shall be provided as necessary for utilities.

To the fullest extent possible, easements shall be centered on or adjacent to rear or side lot lines.

Nothing shall be permitted to be placed, planted, set or put within the area of an easement. The area shall be kept clean and green.

No right-of-way or easement for any purpose whatsoever shall be recited or described in any deed unless such right-of-way has been shown on the approved plan.

Natural watercourses shall be maintained as permanent easements.

Stormwater outlets shall have permanent easements from headwall to center line of the stream. For storm discharge onto adjacent properties, permanent easements shall be obtained from the property owner and recorded with the Borough.

Subsequent to completion of construction, all utility easements shall be rerecorded.

§ 180-38 Environmental protection.

The applicant shall determine the presence of environmental or natural features on the site and shall meet the following standards of environmental protection. Site alterations, re-grading, filling or clearing of vegetation prior to submission of plans for development in accordance with the requirements of this chapter shall be a violation of this chapter.

Floodplains. All such lands are identified on maps issued from time to time by the National Flood Insurance Administration (NFIA) of the United States Department of Housing and Urban Development.

Slopes. In areas of slopes (i.e., those over 8%), the following standards shall apply:

Eight percent to 15% slopes. No more than 60% of such areas shall be developed and/or re-graded or stripped of vegetation unless a Borough approved soils engineer certifies to the stability of the soils and slope. When a Borough approved soils engineer has certified the stability of the soils and slopes, the percentage of disturbance may be increased to 75%.

Fifteen percent to 25% slopes. No more than 40% of such areas shall be developed and/or re-graded or stripped of vegetation unless a Borough approved soils engineer certifies to the stability of the soils and slope. When a Borough approved soils engineer has certified the stability of the soils and slopes, the percentage of disturbance may be increased to 55%.

Twenty-five percent or greater slopes. No more than 20% of such areas shall be developed and/or re-graded or stripped of vegetation unless a Borough approved soils engineer certifies to the stability of the soils and slope. When a Borough approved soils engineer has certified the stability of the soils and slopes, the percentage of disturbance may be increased to 35%.

Slopes in excess of 40% shall not be disturbed.

Grading. All grading shall be performed in accordance with the requirements of § 180-41 of this chapter.

Landslide susceptibility. Plans for development in areas of moderate to high landslide susceptibility produced by the influence of natural and/or man-related activity shall be submitted by a professional engineer licensed by the Commonwealth of Pennsylvania, and whose knowledge and general profession is in the field of geotechnical engineering and/or soils land management.

Woodlands. No more than 50% of any woodland, exclusive of public streets and rights-of-way, shall be cleared or developed. The remaining 50% shall be maintained as permanent open space.

Ponds, watercourses, wetlands. These areas shall be maintained as permanent open space. No development shall be permitted within 80 feet of any pond or watercourse. Filing, piping or diverting shall not be permitted, except for the construction of required streets. Ponds, watercourses and wetlands may be included in the area devoted to stormwater management facilities.

Buffer areas. Buffer areas consisting of a year round planted and/or constructed screen in a required open space between a property line and the improvements on a lot shall be required where the property line forms the boundary between a property zoned P-1, C-1 or C-2 when it is adjacent to property zoned R-1A, R-1B, R-2 or T-1.

It shall be the intent of these regulations to encourage the use of well-chosen plant materials arranged in a symbiotic relationship with the buffer area site and contributing to a pleasant visual experience through the four seasons.

It shall be the goal of these regulations to achieve effective screening at a minimum of 60% of the view from the adjoining property at a height six feet above the ground line.

The buffer area shall be continuous along all property lines where it is required, except for points of vehicular and pedestrian access. The provisions for a clear sight triangle at all street and driveway intersections shall apply.

Structures shall not be permitted with the required buffer area, except for an approved fence or wall.

Parking, loading, storage, vehicular circulation or any other use shall not be permitted in a required buffer area.

The property owner shall be responsible for the continuing maintenance of the buffer area. The area shall be kept free of debris, rubbish, weeds and unkempt turf grass. Dead plant material is to be replaced within 30 days of its failure to survive or if, out of normal planting time, the following season.

The Planning Commission may recommend a modification in the applicable buffer area requirements where it determines that:

Greater buffer area is required to accomplish the purposes and intent of this chapter.

Changes in grade between abutting properties or if other natural features exist, decrease the depth of the buffer area as it is required by this chapter.

A planting plan shall be submitted which includes, at a minimum, the following:

The buffer area plan shall be prepared by and shall bear the seal of a registered landscape architect.

The planting plan shall be prepared in an understandable scale no smaller than one inch equals 30 feet.

Two enlarged sections in the same scale vertically and horizontally (minimum 1/8 inch equals one foot zero inches) showing finish grades and plant materials are to be referenced and included with the submittal of the planting plan.

The planting plan shall include a plant material schedule showing scientific and common names, specified sizes and quantities. Where appropriate, a reference key designation shall be included.

The landscape architect is encouraged to employ land forms, screen walls, wood fencing, sculpture, noninvasive lighting, water features, site future, natural stone and boulders in a creative fashion to produce an attractive maintainable landscape within the buffer area.

The minimum width of the required buffer area shall be 10 feet measured from the property line parallel with the side and rear property lines. For C-1 districts, the Planning Commission may reduce the ten-foot buffer requirement if a wall or opaque fence is provided.

Slopes within the buffer area shall be either:

Natural, undisturbed slopes vegetated with mature indigenous species.

Cut or fill slopes in compliance with § 180-41 (grading, excavating and fills) and planted in accordance with the intent of this section.

(11)

Mounding of soil is encouraged where screening value is enhanced, aesthetic benefit is assured and the mound slopes comply with § 180-41.

(12)

Vegetation is required to be a compatible mixture of species providing, at maturity, an effective screen of interrupted view. The landscape architect is encouraged to use native plant species and avoid any plants identified as invasive.

(13)

Screen walls may be implemented as part of the buffer area design. The materials selected should be architecturally compatible with the neighborhood in which it is located and shall be in compliance with existing height control regulations.

(14)

Wood fencing may be an option, provided that it is in compliance with existing height control regulations and has a minimum opacity of 60%.

(15)

Chain link fencing, as fabricated or modified with the use of wood slats or vinyl inserts, shall not be acceptable and is hereby prohibited.

(16)

The following specifications shall be met for plantings in the required buffer area:

The specified plant material minimal sizes shall apply as follows:

Table 180-38
Plant Material Sizes for Buffers and Street Trees
Type		Caliper	Height
Shade trees: (balled and burlapped)		2 inches	10 feet
Evergreen trees: (balled and burlapped)		N/A	5 feet
Shrubs: (balled and burlapped or container grown)
	Deciduous		36 inches
	Evergreen		30 inches

All plant materials shall comply with the standards of the plant industry issued as document ANSI Z60 by the American Association of Nurserymen.

In addition to the recommended plant materials the landscape architect may consider use of other horticultural selections which enhance the required screen plantings. These plant materials may include lower growing evergreens and deciduous shrubs, perennials, including ornamental grasses, perennials and annuals. The Borough encourages the use of native plants.

Turf grass, ground covers and mulches are acceptable for the prevention of erosion and foreground enrichment.

Crown vetch shall not be considered a ground cover of choice. Where its invasive qualities can be demonstrated to be not in conflict with the required buffer area plantings and its required maintenance program, the Planning Commission may consider authorizing its use.

§ 180-39 Erosion control and stormwater management.

Refer to the Allegheny County Conservation District regarding Erosion and Sedimentation Control requirements. Refer to Edgewood Borough Ordinance Chapter 175 for stormwater management requirements.

§ 180-40 Utilities; water and sewerage facilities.

Utilities.

No road construction shall be permitted until all underground facilities, including, but not limited to, water, gas, electric, cable television and telephone are in place.

All utilities shall be located within the street right-of-way but outside the pavement width. Otherwise, easements or rights-of-way of sufficient width for installation and maintenance shall be provided, if possible.

No utilities shall be designed to be constructed in fill.

Utilities, including service laterals, placed under the roadbed shall be installed prior to road construction.

A minimum horizontal four-foot clearance shall be required between all parallel utilities.

Where utilities cross, an eighteen-inch vertical clearance and concrete casing shall be required.

Water facilities.

The applicant shall extend a water supply system for the purpose of providing domestic water use and fire protection.

The applicant shall connect with such supply and provide a connection for each development. All water mains shall be at least six inches in diameter, and fire hydrants shall be located no more than 1,000 feet apart and within 500 feet of any structure.

The applicant shall construct water mains to make water service available to each building or dwelling unit. A minimum static pressure of 35 pounds per square inch shall be provided at each structure to be connected to the water supply main.

Sewerage facilities.

Sanitary sewers shall be installed and connected to the existing sewer system in accordance with regulations of ALCOSAN.

All sewers shall be designed and constructed in accordance with regulations of ALCOSAN and the Pennsylvania Department of Environmental Protection. No sanitary sewer shall be constructed until plans and specifications have been submitted to ALCOSAN and the Pennsylvania Department of Environmental Protection and approved in accordance with existing laws.

Sewer capacities should be adequate to accommodate the anticipated maximum hourly quantity of sewerage with an allowance for infiltration or other extraneous flow.

The diameter of sewers shall not exceed the diameter of the existing or proposed outlet and shall be greater than eight inches.

All sewers shall be laid with straight alignment between manholes unless otherwise specified and approved by the Borough.

Sanitary sewers shall be located within street or alley rights-of-way unless topography dictates otherwise. When located in easements on private property, access shall be maintained to all manholes. A manhole shall be provided at each street or alley crossing.

Sewers shall be kept removed from water lines. A minimum horizontal distance of 10 feet shall be maintained between parallel waterlines and sewer lines. At points where sewers cross water mains, the sewer shall be encased in concrete for a distance of 10 feet in each direction from the crossing, measured perpendicular to the waterline.

§ 180-41 Grading.

Every applicant for a grading permit shall file a written application therefor with the Borough Building Inspector in a form prescribed by the Borough. Such application shall:

Describe the land on which the proposed work is to be done by lot, tract or street address or a similar description which will readily identify and definitely locate the proposed work.

Be accompanied by plans and specifications prepared, signed and sealed by a design professional, giving a reasonable description of the site and proposed soil erosion controls, if any. The Borough Council may waive the preparation or approval and signature by the design professional for residential properties only and only when it is self-evident that the proposed work is simple, is clearly shown on the plans submitted, and creates no potential nuisance to adjacent property or hazard and does not include the construction of a fill upon which a structure may be erected. All plans shall be prepared in accordance with the Pennsylvania Department of Environmental Protection Soil Erosion and Sedimentation Control Handbook. In addition, a copy of the duly prepared Soil Erosion and Sedimentation Control Plan shall be submitted to, and deemed adequate by, the Allegheny County Conservation District.

State the estimated dates for the starting and completion of grading work.

State the purpose for which the grading application is filed and the intended use of site.

Excavation.

Maximum slope steepness of a cut should be three horizontal to one vertical for minimizing erosion and landslide hazard. However, a governmental review agency, professional engineer or engineering geologist may recognize the types of soil on the site to be graded from the soil survey or better. Maximum slopes can then be determined as follows:

Soils which are not or have a low probability of being landslide-prone shall have a slope no steeper than two horizontal to one vertical. All Soil Survey Map symbols except the symbols listed above denote soils of low landslide probability.

Cut slopes which are steeper than those specified above may be allowed under a grading permit, provided that one or both of the following are satisfied:

The material in which the excavation is made is sufficiently stable to sustain a slope steeper than the slope specified above for recognized soil conditions on the site. A written statement, signed and sealed by a professional engineer, stating that the steeper slope will have sufficient stability and that risk of creating a hazard will be slight, must be submitted to the Borough.

A retaining wall or other approved support, designed by a professional engineer and approved by the Borough, is provided to support the face of excavation.

The top or bottom edge of slopes shall generally be set back from adjacent property lines or street right-of-way lines in order to permit the normal rounding of the edge without encroaching on the abutting property or street.

Fills.

No fill should be placed over trees, stumps, trash or other material which could create a hazard. Instead, such materials may be buried in natural ground where no structures will be built or hazard created. Limbs can be chipped and mixed with the topsoil.

All fills should be compacted to provide stability of fill material and to prevent undesirable settlement or slippage.

Coal, looney, red dog, expansive slag, cinders, wood, trash, organic material or refuse shall not be placed or used for fill material unless blended with suitable soils capable of maintaining soil stability.

The top or bottom edge of slopes should generally be set back from adjacent property lines or street right-of-way lines in order to permit the normal rounding of the edge without encroaching on the abutting property or street.

Retaining walls.

If a retaining wall is constructed to satisfy a requirement of this chapter, a building permit, as provided for by other municipal regulations, shall not be required. The grading permit will apply to the retaining wail, and the requirements for inspection, as stated herein, will be complied with.

The retaining wall must be constructed in accordance with sound engineering practice. The plans submitted for approval shall bear the seal of a professional engineer.

The backfilling of retaining walls and the insertion of subterranean drainage facilities shall be done strictly in accordance with the provisions of this chapter and the appropriate municipal specifications.

In general, where a wall is replacing an exposed slope, the vertical face of the wall shall be a minimum of three feet back from the adjoining property.

A special exception to this requirement may be applied for and granted by the Borough if it can be satisfactorily demonstrated that such a variance is necessary to ensure normal use of the property, i.e., for a side line driveway.